FoL Planning Policy

Development in Lewes is a quasi judicial process controlled by the planning system.

Planning policy is determined by Government by means of legislation and planning

policy statements whilst they use targets to measure a local authorities effectiveness.

Part of the funding which Government makes available to local authorities will be

determined in the future by the number of new units of housing for which they have

given planning permission in a given year.

The South East Regional Plan sets the overall policy scene for development in the

south-east. It currently states that LDC must provide some 4,400 new houses, or 220

per year, in the 20 year period 2006 – 2026. However the plan has not yet been

agreed by Government and it is possible that this figure may be increased.

The allocation of land for new housing is currently determined by the Lewes District

Local Plan, on which the Society made a major input whilst in its draft stage. This

plan will eventually be superseded by a Local Development Framework which LDC

is currently drafting and on which there has already been consultation on specific

aspects. One of those aspects was to what extent and how the North Street area of

Lewes should be re-developed. In addition, after a significant contribution from the

Society, LDC has produced a Conservation Area Appraisal and this should be used to

determine how well new developments in this area will fit into their surroundings.

For any proposal in an area likely to flood, developers have to produce Flood Risk

Assessments which involve fully determining the risks, and then showing how these

will be avoided, managed or mitigated by their proposals.

Planning applications can be made at any time and are considered against the policies

in force at that time which includes a presumption that permission will be given

unless the development will cause demonstrable harm. LDC must deal with them

within prescribed timescales and cannot ask for them to be deferred to enable an

overview of potential development in the town to be taken. In considering them and

making comments the Society assesses the issues carefully in relation to the overall

background. Objections can only be made on planning grounds and, similarly, LDC

can only refuse applications on planning grounds. The Society recognises that

rejection of plans by LDC can result in the Government overturning the decision on

appeal with possibly worse results than if amendments to plans had been sought and

agreed. It has found from experience that early discussion with developers about their

proposals is more likely to result in changes being made to their plans than waiting

until the formal consultation stage.

The Society’s existing policy on new development starts from the premise that Lewes

needs to remain an economically vibrant town and that development is part of

retaining that vibrancy. It also recognises the demands which Government have

placed on LDC to provide new housing and realises that the town of Lewes must take

a proportion of the number which the District must provide. However, the Society

has a firm policy that new build must not be on green-field land. It follows that any

development in the town must take place on brown-field sites. But it must respect the

character of the town, be sensitively designed, use appropriate materials and satisfy

the Environment Agency on the measures being taken to avoid flood risks. In

addition developments within the Conservation Area must be consistent with the

Conservation Area Appraisal. Height and density of development are factors that the

Society considers on a case by case basis bearing in mind that the town already

contains some high buildings and dense development.

Over the years the Society has built up a reputation for acting in a responsible and

professional way and if its comments are to be taken seriously in the future it must

continue to act in that way. In June 2008 it therefore confirmed its existing approach,

which is shown below, in relation to planning issues:-

1. To consider and comment on all policy documents affecting Lewes and the

immediate surrounding area to ensure that the character of the town,

particularly the conservation area, is maintained and, as appropriate, enhanced;

2. To accept that once these policy documents have been adopted by the relevant

authority, it is necessary to work within them to achieve the same objective as

listed in 1. above;

3. To oppose any major development on green-field sites especially those in the

AONB or National Park, when established.

4. To encourage prospective developers to talk with the Society prior to

submission of planning applications so that they can, if willing, amend their

plans to take account of points made.

5. To object to development that is inconsistent with policy documents such as

the District Local Plan or the Conservation Area Appraisal, if relevant, unless

good reasons are provided for any departure from these documents.

6. To normally accept the views of the Environment Agency in relation to

flooding issues.

7. To continue to assess individual applications as they are made and base

detailed comments to LDC on the appearance, height, materials and effects on

traffic or infrastructure. Such comments should refer to specific provisions of

the policy documents where proposals are inconsistent with them.

8. To keep LTC informed of Society views on planning matters.

9. To make representations to LDC’s Planning Applications Committee or any

Public Inquiry where appropriate.

10. To lobby LDC to be more robust in relation to conservation area matters.

11. To report any unauthorised development or development not being undertaken

in accordance with planning conditions to LDC so that enforcement action can

be taken.

12. To continue to act in a responsible and professional way maintaining good

relations with public authorities whilst not necessarily agreeing with them.